Real Estate · UK

UK Stamp Duty (SDLT) Rates & Bands 2026: What You'll Actually Pay

Stamp Duty Land Tax is the single largest transaction cost for most home purchases in England and Northern Ireland — and the bands changed in April 2025, when the temporary higher thresholds expired. Here's what the standard residential bands look like for 2026/27, how first-time buyer relief works, and worked examples at typical prices.

The 2026/27 standard residential bands

SDLT is marginal, like income tax: each rate applies only to the slice of price inside its band, not the whole price.

Price band	Rate
Up to £125,000	0%
£125,001 – £250,000	2%
£250,001 – £925,000	5%
£925,001 – £1.5m	10%
Above £1.5m	12%

Scotland (LBTT) and Wales (LTT) run their own systems with different bands — the figures here apply to England and Northern Ireland.

Worked examples

• £290,000 (around the UK average): 0% on the first £125k, 2% on the next £125k (£2,500), 5% on the remaining £40k (£2,000) — total £4,500.
• £450,000: £2,500 + 5% of £200k (£10,000) — total £12,500.
• £750,000: £2,500 + 5% of £500k (£25,000) — total £27,500.

First-time buyer relief

First-time buyers pay nothing up to £300,000 and 5% on the portion between £300,001 and £500,000. Buy above £500,000 and the relief disappears entirely — you pay standard rates on the whole price. On a £350,000 first home that relief is worth £5,000 versus the standard calculation.

The additional-property surcharge

Buying a second home or buy-to-let adds a 5% surcharge on top of every band (raised from 3% in October 2024). On a £290,000 additional property that's £14,500 of surcharge on top of the standard £4,500 — £19,000 total. Non-UK residents pay a further 2% on top. See our full guide to the second-home, buy-to-let and non-resident surcharges for who pays, how they stack, and when you can claim a refund.

Have the rates changed for 2026?

No new stamp duty changes have been announced for 2026. The most recent change took effect on 1 April 2025, when the temporary higher thresholds expired: the standard nil-rate band dropped from £250,000 back to £125,000, and first-time buyer relief fell from £425,000 (with a £625,000 cap) to £300,000 (with a £500,000 cap). The bands in the table above are what apply through 2026 unless a Budget changes them. For how the rates have moved over the past decade, see UK stamp duty rates by year (2014–2026).

Frequently asked questions

What are the current UK stamp duty (SDLT) rates for 2026/27?
For England and Northern Ireland: 0% up to £125,000, 2% on £125,001–£250,000, 5% on £250,001–£925,000, 10% on £925,001–£1.5m, and 12% above £1.5m. SDLT is marginal, so each rate applies only to the slice of price within its band.

Have stamp duty rates changed for 2026?
No new SDLT changes have been announced for 2026. The last change was on 1 April 2025, when the standard nil-rate band fell from £250,000 to £125,000 and first-time buyer relief dropped from £425,000 to £300,000.

How much stamp duty do first-time buyers pay?
First-time buyers pay no SDLT on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the property costs more than £500,000, the relief is lost and standard rates apply to the whole price.

What is the stamp duty surcharge on a second home or buy-to-let?
An additional 5% surcharge applies on top of every standard band for second homes and buy-to-let properties (raised from 3% on 31 October 2024).

Stamp duty across the UK

Buying outside England & Northern Ireland? Each nation has its own purchase tax, bands and reliefs:

• England & NI — Stamp Duty Land Tax: SDLT calculator
• Scotland — Land & Buildings Transaction Tax: LBTT guide · LBTT calculator
• Wales — Land Transaction Tax: LTT guide · LTT calculator

Compare all three side by side in our UK stamp duty & property tax hub.

First-time buyers saving toward completion should know how the Lifetime ISA works, and the two rules in it that can cost money.

Sources

• GOV.UK — Stamp Duty Land Tax rates (2026/27 standard residential bands)
• GOV.UK — SDLT relief for first-time buyers
• GOV.UK — Higher rates for additional dwellings (October 2024 change)

Figures as of June 2026 for England & Northern Ireland. Rates and thresholds change at Budgets — verify on GOV.UK before exchanging. This is general information, not regulated financial advice (FCA).